Good school versus big house

[JolleyRunner]

Trying to decide whether we should buy smaller a house in a nice area that's excellent for state schools, or in a not-as-nice area where the schools are average at best and we can get a bigger house for the money. In the area that's good for schools, we can afford a terraced 4 bed. In the not-as-nice area can afford a detached 4-5 bed. Currently living in a 3 bed semi in the not-as-nice area. We have a nearly 3 year old and are planning one more child. Thoughts/experiences appreciated...

Have you sold and it’s two actual houses that you’re choosing between? Or is it all theoretical?

Asking about a theoretical move is, to put it bluntly, a waste of time.

if primary I wouldn’t bother- secondary might sway me

Id choose a nice 3 bed with room to extend in the area with the nice school in your situation

I'd go for the good schools but be aware that schools can change over time so you might be taking a chance.

I would look carefully at the Primary schools and only look at houses where you like the school.

We chose a 3 bed in a good school catchment over a 4 bed in a not so good catchment (for Secondary, eldest was in Yr5 at the time). Absolutely no regrets.

Good school (as in actually good, not just ofsted Good) for sure.

I would go with the good schools overall, but with emphasis on a good secondary over primary if a choice had to be made.

I would always go for the good schools. You can't rewrite history and knowing you've done the best for your kids is priceless.

Good schools

Another vote for good schools.

This. I've seen Ofsted rated Excellent schools that are crap (for the majority of students). They can tick the right boxes but don't know how to help pupils and treat them as individuals. I've also seen crap schools (both in reputation and ofsted rating) who have turned around after a few changes in staff.

If you're relying solely on Ofsted results you're taking a gamble. They seem to change what they want on a whim.

A solid local reputation can be worth it ( but it's still a gamble that new staff will be good).

Nice area every time for me. Even if the schools were comparable

Better schools - but I would do your research now and make sure you are in catchment for the very good state primary and secondary schools so you're not incurring moving costs again. Consider that catchments may vary slightly over the years, so make sure you're not on the edge. I actually don't think schools (in reality) change much over a relatively short period (you're talking about 8 years until your DC starts secondary school - the biggest influence on the school I think is the local demographic and that is relatively static).

Agree too about buying a 3 bed house with room to extend in the good area - thats exactly what we did and once we'd stopped paying for nursery and had more money, we extended.

I agree with this. I would visit the schools in both areas and see how they feel in reality rather than basing any decision on Ofsted (and certainly not on SATS results). If the schools in the less affordable area really do feel much better, I would go with that.

I wouldn’t worry about primary. I’d wait and move once they’re closer to secondary

4 bed is plenty

What’s the rough difference in square footage between the terraced and detached houses in both areas? My thoughts are that so long as there is decent square footage O would go for the terraced house but if it’s too small then go for the detached.

Is it for primary? I know lots of people think secondary is more important but a good primary school lays the foundations.
In either case catchment areas get smaller each year and intake depends on so many factors so you might not necessarily get in even if you move. Schools change quickly for lots of reasons like new Heads / teachers / joining a trust. You need to visit and form your own opinion. Don't just go by Ofsted as lots of places know how to tick boxes but it doesn't mean they are good in real life. Trust your instincts when you look round. Try and get opinions from people who have children at the schools already.

Sats results will tell you something about an area! It probably tells you there is a higher number of brighter dc, or not. It might not tell you about quality of teaching. However a parent looking round won’t ascertain that either!

Look at fsm and PP money. It’s there for a reason. For me it would be catchment for the best school. Primary does matter. Are you going to be among your type of people? What about school clubs and ethos of schools? Plus: houses in sought after catchments sell. I think a school going from Outstanding to Inadequate is quite unusual. Most will go down to good. Which is definitely good enough!

I would prioritise a good secondary school. We are currently thinking do we have to move because of poor secondary option...

Nicer area and better schools. But as pp say, look at secondaries especially (unless you are happy to move twice)

Your oldest is not even 3 yet, so this is ages away, but I think secondary school is key. You can find decent primaries in most places and can't go too wrong even if the primary is less than perfect. I would advise against moving into a potential "forever home" in an area with a poor secondary school. Of course a lot can change in 7 years - headteachers can change but catchment areas don't, really. So if you want to move once and then not again in the next 5 or so years, look at the secondaries.

(we love our house but it's in catchment for a bad secondary school so we have to move for secondary at some point in next few years... I wish we had moved years ago instead of putting off the decision! Meanwhile we haven't renovated because it's so much expense and disruption only to sell...)

Definitely good school! I actually think this also means you will be more sure to maintain value too.

We did both. Rented first on the street with an outstanding school, just a 2 bed flat when making an application for our eldest. Then bought a house a little further away (but still walking distance) once she was settled. It got our two younger dcs into the school without having to pay the inflated prices for houses in catchment.

Do be careful to check the admissions policies for the good schools - where we are, the catchment areas are so small that even if you live close to a number of good schools, you still might not get into any of them because they reach capacity from houses at an even closer distance.

@dennent If you already own a house, but rent a flat for catchment area purposes, my LA won’t accept the rental address. If you no longer own elsewhere they will but you need to have been in the rental property for a year or even longer for some grammar schools.